Examples of materials that can be reclaimed include: stone cobbles, stone, brick, slate roofing, ceramic tiles, fireplaces,doors, window frames, glass panels, metal fixtures and fittings, stairs, steel sections and timber. A reclaimed material is often adapted for a different use, for example a roof beam might be used as a mantelpiece, and like we have implemented recently on one of our own developments, we have used 150 year old bull nosed York Stone flags off of a disused railway platform for our dry stone wall sunken patio area.

Why Reclaim?

The building industry has a massive impact on the environment in terms of energy consumption, use of natural resources, pollution and waste. Every year in the UK, construction materials account for around: 6 tonnes of materials per person, 122 million tonnes of waste (1/3 of total UK waste) and 18% of carbon dioxide emissions, a major contributor to global climate change. On top of this, the embodied costs associated with extraction, production, manufacture and transportation of building materials are immense. Using reclaimed materials can significantly reduce these environmental impacts, and save up to 95% of the embodied costs by preventing unnecessary production of new materials, and reducing the amount of waste in landfill.

Where to Find Materials?

The best place to source reclaimed materials is direct from a demolition or re-modelling project. Many of these projects carefully dismantle buildings in such a way that their materials can be sold and re-used. In the building trade this is known as deconstruction.

Reclaimed materials can also be sourced from salvage centres, reclamation yards and other specialist companies, who buy and sell materials that they have salvaged themselves from demolished sites. There are hundreds of salvage companies, some of which deal only in high end architectural materials, and others that are more like junk yards. Good quality, rare and heritage materials can be gleaned from salvage suppliers, and while purchasing can be more expensive that those sourced direct from a demolition site, there is a much wider choice of materials available on demand.

An Untapped Market:

Although there are substantial environmental benefits to using reclaimed materials, the market is virtually untapped. At the moment, only 1% of reclaimed materials are used in new building projects, a percentage that should really be higher. One of the barriers has been lack of information about sourcing and using the materials in design and development – including knowledge of specifications, standards, legislation and performance. But there are economic barriers also, including the cost of extraction in deconstruction, the limited flexibility of reclaimed materials, and problems storing and double handling of materials between sites. In addition, medium to large building projects cannot take advantage of the reclamation industry, because the salvage supply chain is not yet equipped to deal with large orders.

We at Llama Developments are very much into re-using reclaimed materials on all of our developments. We do not condone beautiful old buildings however being pulled down for the sake of being able to use these wonderful old materials, far from it. We only  deal with & use reputable companies who deal with reclaimed materials. However to incorporate these elements into a development gives these wonderful materials a new lease of life and adds character to all of our developments.

In 2005, 74% of new homes created were built on land that had previously been developed and 17.5% of the total were built on gardens or former residential sites. In the South -East corner of the UK, the number of homes built on gardens or former residential sites was 30% of the total.

All of which gives credence to the oft-repeated advice that one-for-one replacement is perhaps the best way for self builders to obtain a plot.

WHAT IS THE REAL ATTRACTION?
The attractions are multiple. When and if you extend or renovate an existing dwelling, even one of architectural merit, you have to pay the full 20% rate on VAT on all labour and materials. If you opt to demolish that building and build anew then the new build is zero rated. You don’t pay VAT on any labour or supply-and-fix contracts, and whilst you do have to pay VAT out at the 20% rate on any material purchases you might make, it’s virtually all recoverable at the end of the project. This 20% differential can, and often does, make it uneconomical to consider restoring a building, especially when a house is not worthy of retention and has no architectural merit, such as our own development we have on going in North Wales.

The truth of the matter is that much of the existing housing stock is of little architectural worth. It does not conform to modern requirements for energy efficiency and , in many cases, the accommodation and facilities provided do not accord with modern day life.
This is most definitely the case with our own home development in North Wales. We are on a large plot and yet the house itself is one bedroom, has severe damp that our Structural Engineer has said is dangerous to ones health, is sub standard for family living, and has no architectural merit or anything worth retaining.

To extend or convert these dwellings often means that the necessary compromises, in design terms, mitigate against the provision of a substantially improved home. Much of the housing stock built in the 1960′s and 70′s, and into the 80′s , is of such poor construction and design that their ‘sell-by-date’ is well in advance of much older houses.

The plots of many older houses, including those built less than three decades ago, tended to be much bigger than the plots that were prepared , or have, to put up with today. Some quite smalls bungalows were often built on huge plots, just like our North Wales Development, and it is not at all unusual, even in the Home Counties and where we are in the North West to come across a tiny 90M² property on a one acre plot.

Whilst in a very few cases the previous development of the site might impinge on the costs, in most the very fact that the previous home is of substandard of flimsy construction means that the advantages of previous occupation far outweigh that possibility. The driveway and road crossover may already be in. The plot will already be fenced or have a boundary. The garden may well be landscaped, and with careful thought those features can be preserved for the new home. The services, including gas, water, electricity and most importantly, sewage connection, are probably already in and operating, meaning that, in most cases, no new connection is necessary.
These and the fact that there is no need for expensive work within or to the highway can mean that up to £10,000 at least of infrastructure costs are already accounted for.

IS IT ALWAYS WORTHWHILE?
Not always. What you pay for the ‘plot’ is, of course, crucial. With a ‘greenfield’ plot the value of the plot is established by a direct correlation and as a proportion of the value of the proposed new house. With a replacement dwelling there is always the complication of the residual value of the existing property.

In most areas there is a dearth of bungalows and one coming onto the market, even of substandard construction, will attract considerable interest – especially if it has a better or bigger than average garden and is in a nice spot.

THE PLANNING ISSUES.
Policies vary from one planning authority to another. Some local authorities have restrictions in place that limit the size of any replacement dwelling and relate to the size of the original. In some cases this can be that the new dwelling is no bigger than the existing. Others may allow a percentage increase over the size of the existing: this can vary but is often between 30% and 50%.
However we have achieved a 200% replacement dwelling on our own North Wales development & home.

The moot point is the size of the original. If the existing property has not exercised or taken up its Permitted Development Rights then one could argue that any consideration of size should take into account the extra accommodation that could have been provided. In the final analysis one could, theoretically, extend the existing building and then insist that any new property was the given percentage greater than the extended whole. But that would be extremely expensive and, if one ended up demolishing newly built section, rather wasteful.
However it is possible, as long as you do things in the right sequence to get around this, as we have done on several occasions.

Never demolish the existing property until and unless you have the planning consent. You cannot apply to replace something that is no longer there and if you jump the gun on demolition in an area such as green belt, where new development is precluded, then you could end up with nothing.

ONE FINAL NOTE !

Putting in planning permission to Extend a Dwelling is a totally different ball game to putting in planning for a Replacement Dwelling.
Every planning application is different and will be gauged and assessed on its own merits.
Your choice is to decide which path you choose to go down….  Replacement Dwelling or Extension….The choice is yours.

1. Location in Neighbourhood: Is this Plot the lowest in the neighbourhood?  If so, remember that water WILL run to it, especially if at the bottom of a hill, no matter what the gradient. When that happens, does the water have an adequate way out?

2. Know How the Plot Drains: It is important to understand how the Plot will drain. Does all of the drainage go to the street, surrounding roads? Does it drain to the rear of the Plot? Does it drain to both? Ask your Estate Agent to study the deeds of the property and see if in the past there has been a drainage problem with the property . You can also get a copy from the Register of Deeds Office. Also contact your local Highways/ Environment Dept of the council and Environment Agency to see if there are any images/ complaints regarding the property to do with flooding/ drainage.

3. Evaluate Drainage Outlets: Once you understand how the Plot is to drain, evaluate the drainage outlets. Outlets must remain unobstructed to work properly.

4. Slope Away From House: Be sure the ground around the home slopes away from the foundation for at least 20 feet or so. If the area is too flat or slopes towards the house, water may “pond” next to the foundation and cause foundation problems. Do not also create a sunken area surrounding the house without adequate drainage or this will creat a “swimming pool effect” around the home. Avoid excessively flat backyards as they tend to keep water from draining away quickly enough and may actually hold water for long periods of time.

5. Where does the Guttering Drain to? They must discharge to areas that drain away from the house. Draining to grass area’s is preferred over concrete areas to give the water the opportunity to infiltrate as opposed to running off. Splash pans should be used to prevent excessive erosion.

6. Elevation of the Home: Always try to purchase a home that you enter into by stepping up into from ground level. One or two steps provides protection from localized flooding due to poor plot drainage.

7. Roadside Ditches: If drainage away from the Plot is through ditches next to the street, inspect the ditches to make sure they are free flowing and clear of obstruction. Ditches are a great way to channel water away from properties and a perfect solution for channeling rain fall water into off of a road and away from homes, as long as they are going into a Highways designated culvert.

8. Designated Flood Hazard Area: Contact the local Councils flood management office to determine if the property is in a flood hazard area. If it is, you will be required by your Mortgage Lender to purchase and maintain flood defences and insurance on the property. Learn what living in a flood hazard area really means. DO NOT assume that the property wont flood if it is out of a flood hazard area. Flash flooding is now on the increase with global warming and homes that have NEVER flooded in the past may run the risk of flooding if adequate drainage is not suited to the property.

9. Talk to Neighbours: Before you buy, talk to your potential neighbours to see what neighbourhood drainage problems might exist with the property you are hoping to buy. Their experiences are an invaluable source of information.

If you look at these factors as part of your house buying decision, we think you will avoid many of the drainage problems that plague many residents when buying a new home. Should you choose to develop your new home, then employing a professional company such as Llama Developments will ensure that your development will have the relevant, correct drainage systems built in to stop a potential flood happening in the future.

On our own development we have in North Wales, where we have several acres, we are about to plant 600 Hornbeam of various sizes, a very large ‘specimine’ Corcasian Fir and almost 250 box hedging plants in our ’1st Phase’ of planting, with more to come next year. We will of course be updating our website and Facebook pages in the near future so that you can see all this first hand.

I consider the right planting and landscaping to be as important (if not more) than the interior design of any development. Interiors are often changed by the new owners but much less so with the landscaping in our experience. The cost, which can often be considerable, is always worth it, even if the project is a development as if often the case with our own work. As with all aspects in a development, if you are wanting to achieve ‘top money’ for your development, then every aspect must be in place. From the Location of course, to the look, design and quality of the work to the fixture’s and fittings and garden/landscaping.

As you all will know, Llama does not do ‘normal’ building projects. We specialise in unique, one off projects, which of course warrant our expertise. Therefore to give a figure as to what it will cost to do x,y & z before I have any plans even drawn up is very difficult, as due to the uniqueness of our work, no two projects are ever the same. This is then compounded when a potential client comes to me before they have even bought a property, and what figure I may give them will then form the basis as to whether they purchase this property/barn etc. No pressure then as its the single biggest investment they will probably make!

As a consummate professional, I deal in certainties as much as is possible. Which is why I always use an Independent Quantity Surveyor (QS) to accurately price all of work. Now we can use a QS during the design and planning stage if necessary so that we are not designing a scheme that a client cannot afford, or we can wait until the design is finalised and either look at doing the build in stages or cutting back on the fixtures and fittings (or waiting until further funding is available).

The biggest trouble with giving ‘ball park’ figures even is not only is the project unique as I have mentioned above, but also-

• I do not know any planning history which may prove to be vital depending on the clients aspirations for the property.
• I do not know any ‘hidden’ issues at this stage which may cause the project costs to rise.
• I have no plans to work from.
• I do not know what specification is expected.
• Every client as well as project are different, and again until you get to know them and understand exactly what they are wanting it can effect the build costs considerably.
• Its a no win situation, as if I guess too low, then it is this figure the client remembers (as if it is set in stone!) and I am to blame if my QS prices it higher; and if its too high then more often than not the client will then go with another Architect/Project Manager/Builder only to pay for it further down the line of course.

So where do we go form here? The hardest situation is when a client wants my opinion before they commit to buying a property/barn, I am happy to give a “it may cost between x & y” costing, but there is obviously no way I can be accurate at this stage, likewise for a development that they may already own. What is often the case is that a client will have to pay ‘some’ money to have some preliminary work done so that both the client and myself have a much clearer idea as to what is required and expected. And as is more often the case, this is money they would of had to have spent in any case, so as we like at Llama, no money wasted doing anything twice! So please understand we do not build ‘estate’ houses or ‘off the shelf’ builds, so a ‘ball park’ initial figure is exactly that.

2005

2006

2007

2008

To be accepted into these highly regarded organisations is a huge honour and testament to the high specification work that Llama Developments has produced over the last 14 years.

The reasoning behind this is to give our new clients an increased feeling that we are an independently accredited and vetted company, and as such only operate to the highest standards. The Federation of Master Builders has been operating for over 70yrs and is the largest trade association for the UK Construction Industry. As well as our clients being able to see and speak to our previous and existing clients, they will also have complete peace of mind knowing that we also have conformed to the high standards required for The Federation of Master Builders.

We are increasingly being asked if we will undertake projects in Europe from some of our existing UK clients who have property abroad or are thinking of buying property abroad, hence the reasoning in also joining The European Builders Confederation. So keep posted for our first European project starting later this year!

Project book is a fantastic organisation that is designed purely with conservation of pre 1920′s buildings in mind. To register you have to be carefully vetted like the other organisations above and have specialist experience in dealing with older properties. Which of course forms a large part of our work.

There is a fine line between expanding and continually growing your business, whilst maintaining your standards and keeping full control over all the projects we are doing. Obviously with this number of enquires, how do we decide which projects we are going to take on, and which we are not? Well it depends on a number of factors.

1. If you know of us and read how we work, you will know that we operate an ‘Open Book’ approach to any project. It is carefully and accurately priced out from the beginning and agreed with myself and the client. I have a running spreadsheet for every project that the client sees every week (or daily if they require it) so that they can see exactly where we are, and also any already agreed additions there might be. It is an honest and open way of working that I have perfected over the years. It means both the client and myself know exactly where we are at all times, this is of course how we run our own developments. As such, we do not enter into Tenders. When any potential client, or other Architect contacts me and asks if I would like to tender for a given project, we always politely turn it down. As I have mentioned above, we only work one way, and to one standard, and our costings are independently calculated by a certified Quantity Surveyor. So either this open and honest price is acceptable or it is not, we do not bid for projects.
2. The project has to be something that is interesting, it does not have to be worth hundreds and hundreds of thousands necessarily, but obviously we do not undertake your ‘normal’ house extension. We are not general builders.
3. Most importantly, I need to connect and ‘get on’ with any potential new client. Recently I was contacted by a potential client for whom some of my workforce had worked for in the past, so I thought it only right to go and meet the gentleman and advise how best he should proceed with his latest ideas as to how he wanted to further extend his property. What he was asking for would be very difficult to even get permission for in the first instance, and in my mind detract from what is currently an attractive house. As you know, I have a complete team, from Architects, Planning Consultants, Project Managers to all trades even through to Landscape Designers, Colour Experts, Lighting Designers and even Artists for commissioning bespoke artwork. Having been a developer myself for over 14years, I like to think  I have a pretty good idea of what I am talking about. However,  after giving this particular man my advice on how best to proceed, he decided not to take it and to, “deal with the planning issues himself as he has extended a house or two over the years and knew what he’s doing”. Now as you can tell, this is a relationship that is doomed from the start. I have completed too many projects for clients over the years to  know when its best to say “thank you very much for your enquiry, but I think that it is best that I bow out at this stage”. There is a structure to how all projects run at their most efficient, and I know the easiest and most cost effective ways to do this within domestic construction. Ways in which  projects not only run smoothly and easily from the start, but also in an open and cost efficient way. No one I have met in my industry, works to my standard or level. You cannot have more than one person running a project, because as the saying goes, it will spoil the broth.

We cannot help everyone, and some clients want to run their own projects their own way, which of course is their right, besides where would the entertainment for Grand Designs come from without this attitude?  But these clients will never become Llama clients for that very reason.

Here are a few images on some of the projects we are working on to demonstate the capabilities.

Images by Apadana, Knutsford

Images by Chapter Seven Design

Good communication with your clients is obviously essential. There has to be a ‘bond’ between myself, who is ultimately controlling the whole project, and the client. Now the better that bond, the easier and dare I say it even, better the project will be. Why? Well, passion and enthusiasm are important elements to a successful project. I should state that a successful project for Llama Developments is not the same as anyone else’s definition of a successful project! To help design a truly stunning property, both visually and practically (9/10 times this is overlooked, and a key factor in why are designs are so successful), is to know your clients well, long before we even commence building this great design. To deliver a property that is both on time and on budget, with no extras other than specified and previously agreed by the client during construction, and also be better than even I could ever have imagined let alone our clients, requires a complex skill set. As Project Manager, I must be good at communication. If you are looking at employing a PM, if you do not instantly ‘get on’ then my advice would be to walk away. Because that is what we also do, if we think we cannot work with a potential new client. I must have be able to not only communicate with my team perfectly, so that we understand each other fully, but also be able to fully grasp what our clients wants and needs are. In fact in many cases, second guessing them so that it saves them time and money as I can guess what possible works they may want doing before they do. This way it saves us doing things twice and having to charge our clients extra. Which as you know is what we try to do from the outset.

So, the better the client and myself communicate, the easier the project will go, the more money will be saved and because of the details listed above, arguably the better the result will be too! I’d say that was pretty important.